09-11-2017 Council Packet - Laserfiche WebLink

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MINUTES OF THE ORONO PLANNING COMMISSION MEETING Monday, August 21, 2017 6:30 o'clock p.m. 3. 17-3963 JHG PROPERTIES, LLC, 4035 DAHL ROAD, PRELIMINARY PLAT AND VARIANCE, 6:44 P.M. — 7:16 P.M. James Gilbert, JHG Properties, LLC, was present. Curtis stated this property is located within the LR -113, lakeshore residential district requiring a minimum of one acre and 140 feet in width per lot. The applicants are requesting approval of a lot area variance with a Class III subdivision in order to subdivide the 1.82 acre property into two buildable lots. The applicant is requesting a variance from the minimum lot standards in order to create one additional lot. The development would create one conforming 1 -acre lot and one .67 acre lot. The remaining two- tenths of an acre would be dedicated right-of-way. The property is currently within the Tier 2 hardcover zone limiting hardcover to 30 percent. Proposed Lot 2 would remain in Tier 2. Based on the building footprint location of proposed Lot 1, after analysis it appears that Tier 3 or 35 percent hardcover limitations would likely apply. Curtis noted the Comprehensive Plan provides guidance to the City in adopting ordinances and policies to achieve the goals and vision of the City. Based on the guidance from the Comprehensive Plan, the City adopted zoning regulations establishing minimum lot sizes, including those for the subject parcel. The low to medium density category was not intended to suggest that the City would change the zoning to allow creation of new lots that are substandard. Since 1975 the City has only twice allowed the creation of new lots with substandard area. Both were in 2 -acre zones and both were for what can only be considered political reasons. In every other instances when substandard lots are created they have been created via the PRD process and the City has required the underlying density still be met by the overall creation of open space outlots. The Conservation Master Planning requirements apply to all proposed residential subdivisions or multi- unit residential developments greater than five acres in total area or guided for urban density. The property meets the urban density guidance trigger and a conservation design pan is required. The applicant is requesting a waiver of this requirement. The Planning Commission should provide direction on this issue; however, the City Council will make the final decision.